Byford Traditional Infrastructure Development Contribution Plan Report No.1

Transcription

1 Byford Traditional Infrastructure Development Contribution Plan Report No.1 Prepared by Shire of Serpentine Jarrahdale (E13/4575) Page 1

2 1 Introduction Background Purpose of Development Contribution Plan Purpose of Development Contribution Plan Report Status Principles Area of Operation Strategic Basis Infrastructure, Land and Other Items Land Value Roads Thomas Road District Distributor Abernethy Road Local Road Orton Road New Local Road Kardan Boulevard Local Road San Simeon Boulevard Local Road Doley Road Local Road Warrington Road Local Road Contingencies Road Items Not Included District Open Space Improvements Byford Central District Open Space (Soccer) The West Byford Primary School/ Kalimna District Open Space Oval (Senior AFL) The Byford Primary School/The Glades District Open Space Oval (Senior AFL) Land for Public Open Space and/or Drainage Estimated Amount of Land for POS and Drainage Estimated Cost Items Not Included District Open Space Multiple Use Trails (Bridle Trails) Water Monitoring Outstanding Costs Administrative Items Total Cost Cost Escalators Administration Escalation Rate (AER) Infrastructure Escalation Rate (IER) Land Value Escalation Rate (LVER) Development Contribution Methodology Precincts Estimation of Lot/Dwelling Potential Page 2

3 3.3 Identifying the Contribution Rate for Each Precinct Calculating the Contribution Rate for Landowners/Developers Cost Review Input Into Contribution Rate Revisions Calculating the Contribution Rate between Cost Reviews Standard Residential Subdivision or Development Non-Standard Residential Subdivision or Development Non-Residential Subdivision or Development Mixed Use Development Future Subdivision/Development Potential Exemptions Interim Arrangements and Transition to a Finalised Contribution Arrangement Priority and Timing of Provision Period of Operation and Review Operational Matters Estimation of Costs Land Valuation Liability for Contributions Payment of Contributions Arbitration Implementation Form of Contributions Pre-funding of Infrastructure Items Context Pre-funding Agreement Principles for Cost Recoupment Acceptance of Works Accounting for Recoupment Examples of Calculation Example Example Example Example Example Page 3

4 APPENDICES: Appendix A - Thomas Road Costs Appendix B - Abernethy Road Costs Appendix C - Orton Road Costs Appendix D - Kardan Boulevard Costs Appendix E - San Simeon Boulevard Cost Appendix F - Doley Road Costs Appendix G - Warrington Road Costs Appendix H - Byford Central District Open Space (Soccer Field) Costs Appendix I - West Byford Primary School/ Kalimna District Open Space... (Senior AFL Oval) Costs Appendix J - Byford Primary School/ The Glades District Open Space... (Senior AFL Oval) Costs Appendix K - Land Acquisitions for District Open Space, Public Open Space... & Drainage Costs Appendix L - Water Quality Management Costs Appendix M - Development Contribution Plan Administrative Costs Appendix N - Historical Administration Costs: Structure Plan and... DCP Establishment Page 4

5 1 Introduction 1.1 Background The Byford development area is located within the Shire of Serpentine Jarrahdale, and is generally bound by Thomas Road to the north, the existing Byford Townsite to the east, South Western Highway to the southeast, Cardup Siding Road to the south and Hopkinson Road to the west. The Byford District Structure Plan (DSP) has been prepared to guide the preparation of more detailed local structure plans (LSPs) facilitating subdivision and development within the Byford area. Infrastructure and land for public purposes will be required to cater for this development. A copy of the Byford DSP Map is contained in Figure Purpose of Development Contribution Plan Due to the existence of multiple landholdings within the Byford DSP area, the Shire has decided to prepare a development contribution plan (DCP) to share the cost of infrastructure, land and other items required to support the development of the area. 1.3 Purpose of Development Contribution Plan Report This report has been prepared to set out in detail: The infrastructure, land and other items for which development contributions are to be collected. How land values are calculated and the valuation methodology applied. The cost estimates of infrastructure and other items. The periodic review of the cost estimates. The cost contribution rates applicable to individual precincts within the Byford development contribution area. The methodology to calculate development contributions applicable to landowners/developers and the operational aspects of the methodology. Principles for the priority and timing of infrastructure provision and land acquisition. The period of operation of the DCP. Various other operational matters. Examples of how development contributions will be calculated. 1.4 Status This DCP Report has been prepared pursuant to Clause of the Shire of Serpentine Jarrahdale Town Planning Scheme No. 2 (TPS 2). Page 5

6 The report should be read in conjunction with Clause 10.3 and Appendix 16A of TPS 2 and any relevant precinct-level LSP. This DCP Report does not form part of TPS Principles This DCP Report has been prepared pursuant to the guiding principles for development contribution plans, as set out in Clause of TPS 2 and detailed below: (a) Need and the nexus The need for the infrastructure included in the plan must be clearly demonstrated (need) and the connection between the development and the demand created should be clearly established (nexus). (b) Transparency Both the method for calculating the development contribution and the manner in which it is applied should be clear, transparent and simple to understand and administer. (c) Equity Development contributions should be levied from all developments within a development contribution area, based on their relative contribution to need. (d) Certainty All development contributions should be clearly identified and methods of accounting for cost adjustments determined at the commencement of a development. (e) Efficiency Development contributions should be justified on a whole of life capital cost basis consistent with maintaining financial discipline on service providers by precluding over recovery of costs (f) Consistency Development contributions should be applied uniformly across a development contribution area and the methodology for applying contributions should be consistent. (g) Right of consultation and review Owners have the right to be consulted on the manner in which development contributions are determined. They also have the opportunity to seek a review by an independent third party if they believe the calculation of the costs of the contributions is not reasonable. (h) Accountable There must be accountability in the manner in which development contributions are determined and expended. Page 6

7 1.6 Area of Operation The DCP Report applies to the Byford development contribution area (DCA) (see Figure 2), as indicated on the TPS 2 Scheme Maps and detailed within Part 10 of TPS Strategic Basis The Byford DSP guides the preparation of LSPs, which in turn facilitate the eventual subdivision and development of land within Byford. This subdivision and development necessitates the provision of new and upgraded infrastructure, land for public open space and drainage purposes. In this context, the Byford DSP forms the strategic basis for the DCP Report. Page 7

8 Figure 1 Byford District Structure Plan Map Page 8

9 Figure 2 Byford Development Contribution Area Page 9

10 2 Infrastructure, Land and Other Items This section of the DCP Report identifies the infrastructure, land and other items for which development contributions will be collected in Byford. These items include: District distributor and local roads playing a district function; Land for public open space and drainage; Land for district open space and drainage; Water monitoring costs; and Administration costs. 2.1 Land Value Many of these items include a land component. To determine the total cost of the items, an estimate of land value therefore needs to be identified. This rate for the purpose of calculating the value of land for public open space, drainage and infrastructure in June 2013, is $475,000 per hectare. This estimate is based on valuation advice for an indicative R20 zoned 5 hectare unimproved lot within the Byford DSP area. Pursuant to Clause of TPS 2, the cost estimate land value will be reviewed at least annually. For the purposes of TPS 2 s.10.3 and Appendix 16A and this DCP Report, one englobo land value will apply to the entire Byford development contribution area, irrespective of precinct or structure plan classification, for the purpose of establishing the cost estimate allowance for land. The net land value is to be determined in accordance with the definition of "value" in TPS 2 s and having general regard to the International Valuation Standards Committee's definition of market value as adopted by the Australian Property Institute. To account for the direct transfer of land, the fair market value should be discounted by standard marketing costs including fees, commissions and advertising costs and by the prevailing DCP contribution liability which otherwise would have applied to the land. 2.2 Roads The upgrading, construction and land acquisition of the following roads is included within the DCP: Thomas Road; Abernethy Road; Orton Road New; Kardan Boulevard; San Simeon Boulevard; Doley Road; and Page 10

11 Warrington Road. Figure 3 provides a graphical representation of the general extent to which the roads will be upgraded and/or constructed through the DCP. Page 11

12 Figure 3 Road to be upgraded and/or constructed through DCA1 (including traffic control devices) Page 12

13 2.2.1 Thomas Road District Distributor Thomas Road borders a significant portion of the Byford DSP area to the north. Under the Metropolitan Region Scheme (MRS), the road is reserved as an Other Regional Road and is identified as a district distributor. The portion of Thomas Road abutting the Byford DSP is under control of the Shire. The road currently exists, but will require changes in width, alignment and configuration to support development envisaged under the DSP. The width of the Thomas Road reserve will be 50m. The upgrade of Thomas Road will occur between the Tonkin Highway Metropolitan Region Scheme (MRS) Primary Regional Road Reserve and the railway reserve to the east. The detailed design of Thomas Road is currently being undertaken. In accordance with State Planning Policy No. 3.6 Development Contributions for Infrastructure (SPP 3.6), the following items are included within the Development Contribution Plan (DCP) for Thomas Road: Land required to achieve a 50 metre wide road reserve; Earthworks for the unconstructed carriageway; The construction and upgrade of one carriageway; Associated drainage works including water sensitive urban design measures; Traffic control devices including the following intersection treatments: (a) Kardan Boulevard construction of a channelised intersection, slip lanes and associated works; (b) San Simeon Boulevard full cost of signalisation; (c) Plaistowe Boulevard construction of channelised intersection slip lanes and associated works; and, (d) Briggs Road construction of channelised slip lanes and associated works. Shared paths; Utility removal, relocation and insertion; and Associated costs including design and management. The total cost for Thomas Road is estimated at $12,857,446 including land costs of $586,625. A detailed breakdown of the costs is provided in Appendix A. A cost offset of $8,005,800 has been estimated as a contribution from MRWA. It is recognised this figure is subject to change. The following items are not included in the DCP for Thomas Road: Modifications to the current railway crossing configuration, as this may change in the future when detailed planning is undertaken by the Public Transport Authority for the future electrification of the railway line to Byford; Any upgrades to Thomas Road east of the railway crossing up to the dual carriageway near South Western Highway; and Page 13

14 Any intersection treatment with Tonkin Highway. Tonkin Highway is a Primary Regional Road under the MRS and is a responsibility of Main Roads Abernethy Road Local Road Abernethy Road is located centrally within the Byford DSP area, providing an eastwest connection and linking in with the proposed expansion of the Byford Town Centre. Abernethy Road is a Shire controlled road and is not reserved under the MRS. The existing state of Abernethy Road is rural in nature, with a narrow single carriageway allowing for one lane in either direction. The road is not proposed to provide a direct connection to the future extension of Tonkin Highway and will ultimately become a cul-de-sac at this point. The width of Abernethy Road will generally be 30m. The upgrade of Abernethy Road will occur between the Tonkin Highway MRS Primary Regional Road reserve and the railway crossing to the east. The portion of Abernethy Road adjacent to the Byford Trotting Complex will have half the cost of road widening, construction and upgrade borne by the DCP. The portion of Abernethy Road between Kardan Road and the cul-de-sac at Tonkin Highway will be retained as a single carriageway. In accordance with SPP 3.6, the following items are included in the DCP for Abernethy Road: Land required to achieve a road reserve up to 30 metres in width; Earthworks for the whole road reserve; Complete road construction based on a single lane split carriageway with central median; Associated drainage works including water sensitive urban design measures; Traffic control devices including the following intersection treatments: (a) San Simeon Boulevard full cost of signalisation; (b) Kardan Boulevard full cost of roundabout; (c) Doley Road full cost of roundabout; (d) Briggs Road full cost of roundabout; and, (e) Warrington Road full cost of roundabout. Shared paths; Utility removal, relocation and insertion; and Associated costs including design and management. The total DCP cost for Abernethy Road, given the Shire s decision to allocate proportionate costs against the future development of the Byford Trotting Complex for that section of Abernethy Road fronted by the trotting complex, is estimated at $12,914,765 including land cost of $1,258,750. A detailed breakdown of the costs is provided in Appendix B. A cost offset of $725,250 has been received as a contribution from MRWA. Page 14

15 The following items are not included in the DCP for Abernethy Road: Minor intersections treatments into Abernethy Road from the adjoining subdivisional road network. These will be subject to a standard truncation requirement; In accordance with normal subdivision cost apportionment, half the cost share associated with the portion of road adjacent to the Byford Trotting Complex is excluded from the DCP as it is the responsibility of future development within the Trotting Complex. The excluded 50% cost share includes the land for widening, earthworks, drainage, construction and associated works. Modifications to the current railway crossing configuration; as this may change in the future when detailed planning is undertaken by the Public Transport Authority for the future electrification of the railway line to Byford; and Orton Road New Local Road Orton Road New is located in the southern portion of the DSP area, currently running east-west between Hopkinson Road and Warrington Road. Orton Road New is a Shire controlled road and is not reserved under the MRS. The existing state of Orton Road New is rural in nature, with a narrow single carriageway allowing for one lane in either direction. The Byford DSP indicates that the road is to be realigned to the west of Doley Road and be extended from Warrington Road to Soldiers Road. Other changes to the alignment of the road are proposed towards Tonkin Highway where the road is proposed to connect into Tonkin Highway. The width of Orton Road New will be up to 30m. The upgrade and construction of Orton Road New will occur between the Tonkin Highway MRS Primary Regional Road reserve and Soldiers Road. The costs of the land for the Orton Road reserve will take account of the existing road reserve where possible. In accordance with SPP 3.6, the following items are included in the DCP for Orton Road New: Land required to achieve a road reserve up to 30 metres in width; Earthworks for the whole road reserve; Complete road construction based on a single lane split carriageway with central median; Associated drainage works including water sensitive urban design measures; Traffic control devices including the following intersection treatments: (a) Doley Road full cost of roundabout; (b) Warrington Road full cost of roundabout; and, (c) Soldiers Road full cost of roundabout. Shared paths; Page 15

16 Utility removal, relocation and insertion; and Associated costs including design and management. The total cost for Orton Road New is estimated at $14,172,882 including land costs of $1,049,750. A detailed breakdown of the costs is provided in Appendix C. The following items are not included in the DCP for Orton Road New: Minor intersections treatments into Orton Road New from the adjoining subdivisional road network. These will be subject to a standard truncation requirement; and Any intersection treatment with Tonkin Highway. Tonkin Highway is a Primary Regional Road under the MRS and is a responsibility of Main Roads WA Kardan Boulevard Local Road Kardan Boulevard is located in the north-west portion of the DSP area, providing a north-south connection between Thomas Road and Abernethy Road and. Construction of the road is proposed under the Byford DSP as it will provide an important connection for district traffic and public transport movements. In light of Kardan Boulevard s role, the Shire has, subject to final design, required a road width of 25 metres from Abernethy Road to Fawcett Road and 30 metres from Fawcett Road to Thomas Road. The construction of Kardan Boulevard will occur between Thomas Road and Abernethy Road. In accordance with SPP 3.6, the following items are included in the DCP for Kardan Boulevard: Land required over and above a standard 20 metre road reserve width to achieve a road reserve up to 30 metres in width; Earthworks for the whole road reserve; Complete road construction based on a single lane split carriageway with central median; Associated drainage works including water sensitive urban design measures; Shared paths; Utility removal, relocation and insertion; and Associated costs including design and management. The total cost for Kardan Boulevard is estimated at $6,980,607 including land costs of $468,350. A detailed breakdown of the costs is provided in Appendix D. The following items are not included in the DCP for Kardan Boulevard: Minor intersections treatments into Kardan Boulevard from the adjoining subdivisional road network. These will be subject to a standard truncation requirement; Page 16

17 Land required to achieve a standard 20m road reserve, which will be ceded free of cost as part of the subdivision process San Simeon Boulevard Local Road San Simeon Boulevard is located in the northern portion of the DSP area, providing a northwest-southeast connection between Thomas Road and Abernethy Road. The road is also commonly referred to as the Thomas Road deviation and is identified in the DSP. San Simeon Boulevard will play an important district role by providing a direct connection for residents and traffic into the Byford Town Centre. The road will provide a direct access option to and from the Town Centre and assist in limiting vehicle movements through the Byford Trotting Complex. In light of San Simeon s role, the Shire, subject to final design, has required a road width of 22.5 metres from Thomas Road to Larsen Road and 27.5 metres from Larsen Road to Abernethy Road. The 22.5 metre road reserve is proposed in areas adjacent to public open space and 27.5 metre in built up areas (i.e. the proposed town centre). The construction of San Simeon Boulevard will occur between Thomas Road and Abernethy Road. In accordance with SPP 3.6, the following items are included in the DCP for San Simeon Boulevard: Land required over and above a standard 20m road reserve width to achieve a road reserve up to 30 metres in width; Earthworks for the whole road reserve; Complete road construction based on a single lane split carriageway with central median; Traffic control devises including the following intersection treatments: (a) Larsen Road full cost of roundabout; and, (b) Byford Town Centre main street full cost of roundabout. Associated drainage works including water sensitive urban design measures; Shared paths; Utility removal, relocation and insertion; and Associated costs including design and management. The total cost for San Simeon Boulevard is estimated at $13,518,885 including land cost of $1,041,200. A detailed breakdown of the costs is provided in Appendix E. The following items are not included in the DCP for San Simeon Boulevard: Minor intersections treatments into San Simeon Boulevard from the adjoining subdivisional road network. These will be subject to a standard truncation requirement; Land required to achieve a standard 20m road reserve, which will be ceded free of cost as part of the subdivision process. Page 17

18 2.2.6 Doley Road Local Road Doley Road is located in the southern portion of the DSP area, providing a northsouth connection between Abernethy Road and Orton Road New. Doley Road will play an important district role by providing vehicle access into the proposed local centre, which will cater for a wide catchment population. The Road is identified in the Byford DSP. In light of this role, the Shire has, subject to final design, required a road width of 30m for Doley Road. The construction of Doley Road will occur between Abernethy Road and Orton Road New. In accordance with SPP 3.6, the following items are included in the DCP for Doley Road: Land required to achieve a road reserve up to 30 metres in width; Earthworks for the whole road reserve; Complete road construction based on a single lane split carriageway with central median; Associated drainage works including water sensitive urban design measures; Shared paths; Utility removal, relocation and insertion; and Associated costs including design and management. The total cost for Doley Road is estimated at $10,893,310 including land cost of $831,250. A detailed breakdown of the costs is provided in Appendix F. The following items are not included in the DCP for Doley Road: Minor intersections treatments into Doley Road from the adjoining subdivisional road network. These will be subject to a standard truncation requirement; Land required to achieve a standard 20m road reserve, which will be ceded free of cost as part of the subdivision process Warrington Road Local Road Warrington Road is located in the southern portion of the DSP area, providing a north-south connection between Abernethy Road and Orton Road New. The Road is identified in the Byford DSP and passes through an area of highly fragmented landownership. Warrington Road has been included within the Byford DCP to ensure a coordinated upgrade catering for increased traffic volumes. The width of Warrington Road, subject to final design, will be 20 metres thus not requiring additional land for road widening. The upgrade and construction of Warrington Road will occur between Abernethy Road and Orton Road New. Page 18

19 In accordance with SPP 3.6, the following items are included in the DCP for Warrington Road: Earthworks for the whole road reserve; Complete road construction based on an undivided single carriageway; Associated drainage works including water sensitive urban design measures; Shared paths; Utility removal, relocation and insertion; and Associated costs including design and management. The total cost for Warrington Road is estimated at $6,688,693. A detailed breakdown of the costs is provided at Appendix G. The following items are not included in the DCP for Warrington Road: Minor intersections treatments into Warrington Road from the adjoining subdivisional road network. These will be subject to a standard truncation requirement; Any land required to achieve a standard 20m road reserve, which will be ceded free of cost as part of the subdivision process or use of the existing road reserve Contingencies Due to the civil construction industry being subject to cost variations due to capacity constraints and cost of materials changes, estimated costs generally include cost contingencies. The degree of contingency applied to each item relies on the level of works design, scale of works and other industry factors. For a particular road, different contingency rates might apply to different cost items. For road costs, generally a contingency of 10% to 20% will be applied. It is recognised the amount of contingency required is reduced by the use of cost escalators between each review. Reducing the contingency rate by half the applicable escalator rate is appropriate between cost reviews Road Items Not Included Road Reserve Improvements The amenity of urban areas can be substantially enhanced through public realm improvement works such as vegetation, hard landscaping, public art and higher design standards of infrastructure. Road reserves provide significant opportunities for amenity enhancement, especially in the case of wider reserves such as distributor roads and in the instance of split-carriageways. Within the DSP area, Thomas Road, Abernethy Road, Orton Road New and the other distributor roads have the ability to incorporate significant improvement works. There is, however, not a clear nexus between development in a new urban area and its associated increase in traffic, and the need for general road reserve improvements. Page 19

20 Nonetheless, it should be noted most developers undertake works to provide attractive streetscapes as a marketing feature, especially in the context of distributor and connector roads leading into new estates. As such, road reserve improvements, such as hard and soft landscaping and higher design standards of infrastructure, are not included in the DCP. 2.3 District Open Space Improvements The Shire s Community Facilities and Services Plan (CFSP) states the playing fields required by the community ultimately will need to be provided with field lighting for training purposes, club storage areas, spectator toilets, and in some instances change room facilities complete with umpires and first aid rooms, and clubrooms for clubs to enable them to operate effectively. These facilities will cater for the rapid growth in population and in memberships with local sporting clubs that are in need of new facilities. An area of district open space has been provided by developers in Byford Central for junior sporting use. Another senior sized playing field is being developed in the West Byford Primary School/ Kalimna District Open Space for which a Joint Use Agreement (JUA) has been negotiated. The Byford Primary School / Glades District Open Space will also provide a senior sporting field for which a Joint Use Agreement is required. Another JUA also will need to be negotiated between the Shire, the Department of Education and the Catholic Education Office for the State High School and the Catholic K-12 School just north of the Recreation Centre. It is likely that at least two, senior sized (165m x 135m), AFL playing fields will be located on these sites along with two Hockey/Soccer/Rugby Pitches. Community consultation has identified the need for playing fields to be designed to cater for codes that are not yet operating in the Shire (such as Soccer, Hockey, and Rugby). This will require the playing fields to be larger than standard size to allow for the different dimensions of different sporting code s playing fields. The rational for pursuing JUAs is that there are significant economies of scale and efficiencies involved which will allow schools to become a focal point for the community. The partial construction of the District Open Space (DOS) facilities on land acquired by the DCP is included within the DCP at the following sites: Byford Central DOS (Soccer); Kalimna DOS (senior AFL oval); and The Glades DOS (senior AFL oval). The scope of construction included in this DCP is confined to land and below surface works including drainage, irrigation and grassing. Further above ground works will be included in the Shire s proposed Community Infrastructure DCP. Page 20

21 Figure 4 District Open Space to be improved and/or constructed through the DCP Page 21

22 2.3.1 Byford Central District Open Space (Soccer) The Byford Central DOS is too small for AFL competition (senior or junior) however it is the correct size for Soccer. The Youth strategy survey found that 19% of the respondents played soccer. There is a keen interest in Soccer within the Shire, however, this interest has not developed into sporting teams possibly due to the lack of volunteers and appropriately sized fields. The following items are included in the DCP: Earthworks; Grassing; Irrigation; and Associated costs relating to construction including design and management. The total cost for Byford Central DOS (Soccer) eligible works is estimated at $1,119,284. The cost estimate is based on actual costs escalated to July This oval is not associated with a school facility. A detailed breakdown of the costs is provided in Appendix H. Page 22

23 Figure 5 - Byford Central District Open Space (Soccer) Page 23

24 2.3.2 The West Byford Primary School/ Kalimna District Open Space Oval (Senior AFL) This will be a full sized AFL Oval (165m / 135m) partially located on Department of Education land and will be subject to a JUA. The JUA shares the cost of developing the oval between the Shire and the Department of Education. As with all clubs, the Centrals Senior and Junior Clubs are experiencing rapid growth in their playing membership due to the rapid population increase brought on by new developments. Based on figures provided by the club, the juniors are projected to add two new teams each year for the foreseeable future and the seniors will also add an additional team each year. The Cricket clubs are also experiencing growth. It is because of this growth that these clubs are out-growing their existing facilities and require new facilities to be able to keep up with demand from the increasing population. According to the Youth Strategy, almost a quarter (21%) of young people played football. The following items are included in the DCP: Earthworks; Grassing; Irrigation; and Associated costs relating to construction including design and management. The total cost for Kalimna DOS (AFL) is estimated at $982,485 based on claimed actual costs escalated to July The DCP share will be $491,242. A detailed breakdown of the costs is provided in Appendix I. Page 24

25 Figure 6 - The West Byford Primary School/ Kalimna District Open Space Oval (Senior AFL) Page 25

26 2.3.3 The Byford Primary School/The Glades District Open Space Oval (Senior AFL) This will be a senior sized AFL size field which will be partially located on Department of Education land and a JUA is being negotiated. The JUA will share the cost of developing the oval between the Shire and the Department of Education. As with the revealed demand for the Kalimna DOS, The Glades is expected to experience a similar level of sporting demand. The following items are included in the DCP: Earthworks; Irrigation; Grassing; and Associated costs relating to construction including design and management. The costings originally estimated for The Glades DOS were based on a junior sized oval. The increase in status to a senior sized oval is assumed to result in similar costs as incurred for the Kalimna DOS. The total cost for the Byford Primary School/The Glades DOS (senior AFL sized oval) is therefore estimated at $934,161. The DCP share is assumed to be $467,080 in line with the contribution split at Kalimna. A detailed breakdown of the costs is provided in Appendix J. Page 26

27 Figure 7 - The Byford Primary School/The Glades District Open Space Oval (Senior AFL) Page 27

28 2.4 Land for Public Open Space and/or Drainage A significant amount of land will be provided within the Byford DSP area for: Public open space (POS); District open space (DOS); Dual-function POS and drainage land; and Drainage purposes. This land includes: A mix of multiple-use corridors with a dual drainage and recreation function; Local and neighbourhood parks; Larger district-level playing fields including where provided to complement school playing fields; and Land purely for drainage purposes. In the context of planning undertaken for Byford, it is difficult in many instances to clearly identify and distinguish between land required for recreation and land required for drainage. This is due to: The existence of multiple-use corridors and other POS entailing a dual drainage and recreation function. Numerous LSPs being prepared based on different POS credit calculation methodologies based on different versions of Liveable Neighbourhoods. Deposited plans of subdivision being endorsed containing combined reserves for drainage and recreation. Early structure planning and subdivision being based on the adopted Byford Urban Stormwater Management Strategy. This Strategy has now been replaced with the Byford Townsite Drainage and Water Management Plan, that is guiding more recent LSPs and subdivision applications. To ensure compliance with Clause of TPS 2, all land required for public open space and drainage is included in the DCP. This will ensure transparency, equity in terms of land required for district benefit and simplicity of calculation. Land for DOS and POS & Drainage and associated costs is contained in Appendix K Estimated Amount of Land for POS and Drainage A significant amount of detailed planning has been completed for the Byford DSP area, in the form of LSPs. This level of planning allows for the specific identification of land areas required for drainage and/or POS. More recently the finalisation of the Byford Town Centre has identified additional land for drainage between South West Highway and George Street and to the east of the high school site. Page 28

29 There are however several areas within Byford which have not yet been subject to the preparation of LSPs, including the Doley Road, Mead Street, Briggs Road and Stanley Road areas (see Figure 8). To ensure that appropriate funds are collected to allow for the future purchase of land required for public open space and drainage within these areas, it has been necessary to determine an estimated amount for each precinct. The following methodology has been applied: 1. A review of LSPs and spatial data has been undertaken to identify the total amount of land covered by each LSP and the total amount of land required for POS and drainage. 2. From these totals, the percentage of land required for POS and drainage has been calculated. 3. Spatial data has been used to identify the total land area of areas in Byford for which LSPs have yet to be prepared. 4. The percentage identified in step 2 has then been applied to the total identified in step 3 to generate an estimated amount of land required for POS and drainage in these areas. 5. The POS and drainage land areas identified in step 1 and step 4 are then added to identify a total estimate of land required for POS and drainage within Byford DCA1. Based on this methodology, it has been estimated that ha of land will be required for POS and drainage in the Byford DCP. Page 29

30 Figure 8 Local Structure Plan Areas and Areas Not yet Subject to a LSP Page 30

31 The following tables provide a detailed breakdown of the calculations: Local Structure Plan Area Total Site Area (ha) Public Open Space Land (ha) Source Redgum North & South LSP Mar 2010 & LSP Apr 2005 Kalimna LSP Oct 2008 Byford Meadows LSP Jun 2010 The Reserve LSP Oct 2009 Byford Central LSP Jan 2006 Goldtune LSP Jun 2009 Byford Town Centre LSP Apr 2013 Grange Meadows LSP Apr 2010 Byford West LSP Mar 2010 Aspen LSP Oct 2009 The Glades LSP Jul 2009 St Thomas Estate DP Sunrays GIS Total Percentage of POS to Total Site Area % Non-Structure Planned Areas Total Site Area (ha) Estimated Public Open Space Land (ha) Applied % for Estimate Doley Road Precinct % Briggs Road Precinct % Stanley Road Precinct % Mead Street % Total Total POS and Drainage Land Area Notes: Page 31

32 The St Thomas Estate and Sunrays sites were not subject to LSPs. POS and drainage land calculations were therefore undertaken on the basis of spatial data. The existing Byford Townsite (DCP Precinct C) is not subject to POS and drainage land contributions and has therefore not been included in the above calculations. Precinct C is, however, subject to DOS land obligations. Lot 7 Abernethy Road (adjacent to the proposed Tonkin Hwy reserve) is not included at this time as it is assumed that this land will be or is in the process of being purchased by Water Corporation Estimated Cost Based upon the land value detailed in section 2.1 of this report, the total estimated cost of creditable POS in the Byford DCP is $55,106,030 as detailed in the table below: Total estimated amount Land value Total estimated cost of public open space ha $475,000/ha $55,106, Items Not Included State Policy provides a clear indication that the development of POS to a minimum standard, and maintenance for a minimum period of time, is at the developer s expense. As such, the development and initial maintenance of POS is not included within the Byford DCP and will be the responsibility of the subdivider. In addition, land identified as having conservation value, for example Bush Forever sites, is excluded from the DCP. It should be noted that the Shire Council has resolved not to require POS contributions from subdivision and development in the existing Byford Townsite, identified as DCP Area C on Plan 16A of Appendix 16 of TPS 2 except for land required for DOS. While the DCP includes land for drainage purposes, it does not include drainage works themselves (i.e. earthworks, drainage infrastructure such as piping, pits, mechanical treatments, water sensitive urban design treatments or similar). These are considered to be subdivisional works, generally required by local water management strategies and urban water management plans, and are also very difficult to calculate given the varying nature of drainage infrastructure provided and proposed throughout Byford. Developers may treat drainage works in various ways to benefit their development. The requirement to provide optimal certainty in costing DCP items to achieve equity between developers over time reinforces the need to exclude drainage works. The drainage works contained within the proposed roads are permitted to be included in accordance with SPP District Open Space Page 32

33 Land identified as District Open Space (DOS) occurs in three LSPs. These are Byford Central ( ha), Kalimna (Australand) (4.0 ha) and The Glades (2.7713ha) The total land for DOS is ha. At $475,000 /ha, the budgeted cost of DOS land is $4,376, Multiple Use Trails (Bridle Trails) An extension of the existing bridle trail network in proximity to the Byford Trotting Complex is proposed under the Byford DSP. The trails provide an important medium term function in facilitating the safe access and movement of horses in proximity to the Byford Trotting Complex and where semi-rural development abuts proposed urban development. The trails may assist in establishing an appropriate interface between semi-rural and urban development. In addition to the functionality of rural development in close proximity to urbanisation, the trails also provide provision for future road reserves to facilitate the long term and eventual urbanisation of the Byford Trotting Complex. No time frame, planning or alike is associated with the development of the rural zoned land in proximity to the Byford Trotting Complex. The trails, therefore, facilitate future urbanisation of the Byford Trotting Complex and are thus more appropriately dealt with at that time. There is no case shown whereby need and nexus can be established for the bridle trails to become a responsibility of the DCP and are, therefore, excluded from the DCP. Existing trails were provided as part of subdivision of land contiguous to the trotting complex and provide no benefit outside of these areas to future residents in the DSP. 2.6 Water Monitoring The Byford Townsite Drainage and Water Management Plan (DWMP) establishes a framework for new urban development, such that established stormwater water quantity and quality design objectives can be achieved and the concerns and risks identified by the Department of Water (DoW) and the Water Corporation can be addressed. The DWMP reinforces the Shire s commitment to ensuring that water sensitive urban design principles are incorporated into new urban development. During the course of the review of the Byford DSP in September 2006, the Water Corporation raised a number of concerns regarding regional drainage planning for the Byford area. In November 2006, a round-table forum was convened with the then Department for Planning and Infrastructure, DoW, the Shire and the Water Corporation to discuss regional drainage requirements and to determine an appropriate path forward. The DoW subsequently engaged consultants SKM to prepare the Byford Flood Plain Management Strategy and then later engaged consultants GHD to further progress this work in the form of a DWMP. In February 2008, a draft DWMP for Byford was released by the DoW for public comment. The DWMP was published as a final document in September Since the publishing of the final DWMP, all LSPs, detailed area plans, subdivision and engineering drawing applications have been assessed against the water quantity and quality design objectives outlined in the DWMP. Page 33

34 The DWMP provides a summary of monitoring requirements and responsibilities (an extract is provided on the following page): Page 34

35 Water quality and quantity monitoring within developments and wetlands will be implemented by the Shire. The draft Byford DSP Area Sampling and Analysis Plan prepared by the Shire identifies the sampling and analysis requirements. It is proposed that monitoring be carried out over the life of the DCP. There will be 5 monitoring events run over an annual period with monthly sampling. Monitoring will be completed in year 0, 4, 8, 12 and 16. Alternatively, monitoring may be carried out as a percentage of build-out (ie. 0, 25, 50, 75 and 100 percent). No monitoring has been carried out to date. Both approaches will allow longer-term trends in water quality and quantity to be identified and monitored as the Byford DSP area is fully developed. Suitable remediation works or structural controls may be implemented to rectify any identified problems. It is likely that subdivision and development would not be approved within the Byford area without the approval and ongoing implementation of the Byford Townsite DWMP. As such, it is considered reasonable that the all costs of, and associated with, the required water monitoring be funded by developers within Byford. Page 35

36 The DCP will assume funding responsibility for the post development watermonitoring program required by the Byford DWMP. The total cost for required water monitoring is estimated at $944,547. A detailed breakdown of the costs is contained at Appendix L. 2.7 Outstanding Costs Cost estimates relate to future works only. A cost to be recognised is the outstanding cost of completed works less contribution payments received. Completed works cover all infrastructure works, land transfers and administration including water monitoring. The value of these works reduces the cost estimates applying to future works. It is important to note that pre-funded works, where a credit has been given, constitute completed works. In the same vein, credits used to offset contribution payments become contribution payments received. Outstanding costs are therefore the net of the cost of completed works less the value of paid contributions. It only will be possible to account for completed works and contributions paid after all Interim Deed credits and liabilities have been calculated following approval of this DCP Report and in accordance with LPP75. DCP lot numbers also will be revised to account for lots developed. 2.8 Administrative Items There is no obligation on the Shire to prepare and administer a DCP other than to support good and orderly development. The existence of a DCP is, however, important to landowners and developers where there are district level works that need to be provided as a precursor to subdivision. Administrative items include all expended and estimated future costs associated with administration, planning and development of the Byford District Structure Plan, District Water Management Plan/s, preparation and implementation of the Byford Development Contribution Plan and any technical documents necessary for the implementation of the above, including: Planning studies; Traffic studies; Drainage studies (including water management strategies); Road design costs where not allocated to specific roads; Other related technical and professional studies; Borrowing costs (including loan repayments); and Scheme Management Costs (including administration and management of the DCP). Page 36

37 Statutory planning costs are not included in the DCP except where directly benefitting the Byford DCP (for example, preparation of Amendment 168). Costs associated with Amendment 167 are not included. The total cost for past and forecast administrative items is estimated at $4,857,067. A detailed breakdown of the costs is provided in Appendices M and N. 2.9 Total Cost The following table provides a summary of the total cost for all infrastructure, land and other items within the DCP. Table 2.9 Summary of Costs Item Cost ($) Thomas Road 12,857,446 Abernethy Road 12,914,765 Orton Road 14,172,882 Kardan Boulevard 6,980,607 San Simeon Boulevard 13,518,885 Doley Road 10,893,310 Warrington Road 6,688,693 District Open Space Improvements 2,073,045 Land for District Open Space 4,376,980 Land for Public Open Space & Drainage 55,106,030 Water Quality Management 944,547 DCP Administration 4,857,067 Total (Gross) 145,384,266 MRWA Grants for Thomas and Abernethy Roads 8,731,050 Total (Net) 136,653, Cost Escalators Three cost escalators are used as described in These are, namely: Administration Escalation Rate (AER) The Administration Escalation Rate (AER) is the rate at which the Western Australian Treasury Corporation (WATC) lends money to Local Government Authorities for a term of one year. For the 12 months from June 2013 the rate is 2.9% Infrastructure Escalation Rate (IER) Page 37

38 The Infrastructure Escalation Rate (IER) of 2.4% (2013/14 forecasts) is taken from a cost series produced by the WA Local Government Association (WALGA). The Road and Bridge Construction forecast is seen as the most appropriate index for infrastructure costs. This index is based on Construction Forecasting Council forecasts Land Value Escalation Rate (LVER) The Land Value Escalation Rate (LVER) of 5.0% is a forecast provided by the land valuer who assessed the englobo land value rate for this Report. Page 38

39 3 Development Contribution Methodology This section of the DCP Report sets out the methodology for determining the development contributions applicable within certain precincts of the Byford development contribution area. In a general sense, the development contribution area is divided into precincts and development contributions for each precinct will be made on a per lot or dwelling basis. Additional detail and clarification on the operation of the methodology is provided in the following sections. 3.1 Precincts The Byford development contribution area is divided into four precincts, as indicated in Plan 16A of Appendix 16A of TPS 2. Development within each precinct will be required to contribute to a certain set of infrastructure and land items based on the perceived need for and use of those items within the precinct. The following matrix identifies the precincts and what items they are required to contribute toward: Table 3.1 (a) Precinct Contribution Items Item/Precinct A B C D Thomas Road Abernethy Road Orton Road Kardan Boulevard San Simeon Boulevard Doley Road Warrington Road District Open Space Improvements Land Acquisitions for District Open Space Land Acquisitions for Public Open Space & Drainage Water Quality Management DCP Administration Page 39